Folsom Manufacturing/Warehouse Building For
For Sale
Contact for pricing
140 Blue Ravine Rd, Folsom, CA
35,072 SF building with 13,500 SF office area.
Property Size35,072 SF
Lot Size3.14 Acres
Price / SF$166.09
Days on Market372
Property Features for 140 Blue Ravine Rd
General Information
Standard status
Active
Size
35,072 SF
Lot size
3.14 Acres
Property subtype
INDUSTRIAL
Listing Agency:
JLL | Sacramento
(916) 447-6300
Listed By:
Mike Luca · License #01447904
(916) 214-0466
Source:
Moodyscre
Added: Sep 2, 2025
Changed: Aug 10
Last Checked: Sep 8 at 9:51AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of JLL | Sacramento
Investment Insights
Based on property information with market context.
This ±35,072 SF building includes ±13,500 SF of office space and is situated on approximately 3.15 acres. Constructed around 1984, the property is zoned ML - Manufacturing Light within the City of Folsom. The building features multi-stall restrooms with a shower, and a fully conditioned assembly/manufacturing and warehouse area. It has one exterior dock and one existing grade-level door measuring approximately 10’ x 12’, with the potential to add more. Power is supplied at 4,000 Amps, 277/480v, 3-Phase, which should be independently verified. The sprinkler density is .21/1500 & .29/2500, and the clear height ranges from approximately 14’ to 18’. The property also benefits from natural gas. It features an existing fenced yard area with the ability to expand and an existing monument sign. The property is located close to both Iron Point and Glen Station Light Rail. The current gross income is $21,150 per month from 3 short-term tenants, occupying approximately 10,000 SF of the building and some parking. Each tenant can be removed with 30 to 60-day notice.
Key Highlights
- 4,000 Amps, 277/480v, 3‑Phase Power
- ±35,072 SF Building with ±13,500 SF Office Area
- Fully Conditioned Assembly/Manufacturing and Warehouse Area**
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$376,752
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.47%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$7,535,040
$7.5M
Cap Rate 7%
$5,382,171
$5.4M
Cap Rate 9%
$4,186,133
$4.2M
Market Conditions
NOI Build-Up for 35,072 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$475.6K $13.56/SF
− Vacancy
−$32.3K −$0.92/SF
EGI
$443.2K $12.64/SF
− OpEx
−$66.5K −$1.90/SF
NOI
$376.8K $10.74/SF
Area
El Dorado County, CA
Vacancy
6.80%
Lease Rate
$13.56 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$7,535,040
Cap Rate 7%
$5,382,171
Cap Rate 9%
$4,186,133
Alternative Uses
Best Use
Warehouse
$5.38M
$4.71M – $6.28M
NOI $376,752 @ 7.0% cap · market cap 6.47%
Second Best
Industrial
$4.43M
$3.88M – $5.17M
NOI $310,266 @ 7.0% cap · market cap 5.33%
Theoretical Best
Specialty Retail
$12.54M
$10.97M – $14.63M
NOI $877,722 @ 7.0% cap · market cap 15.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,362
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - 35,072 SF building with 13,500 SF office area.
Where is this manufacturing property located?
The property is located at 140 Blue Ravine Rd Folsom, CA.
What is the asking price?
The asking price for this property is $5,825,000.
What are key features of this property?
This property features: 4,000 Amps, 277/480v, 3‑Phase Power; ±35,072 SF Building with **±13,500 SF Office Area**; Fully Conditioned Assembly/Manufacturing and Warehouse Area**
